Useless letting agent

rev_henry

Recently moved into my new student house and am having problems with the letting agent. When we signed up it was with a family run agent who had according to the University housing office been around for years and seemed excellent. However over summer, out of the blue, we had a letter saying they had sold up to another agent who seem to have no experience or idea what they're doing with student properties!

So the following problems have occurred.

We negotiated for internet and dishwasher to be included - not yet supplied.
House wasn't cleaned for us over summer (not a major issue but still annoying)
House is quite damp. I think this is because there were leaks over summer but we have been running dehumidifiers and the agents have sent people round to fix said leaks.
They are paying for our TV licence but have not yet done so so I am concerned about inspectors coming round (though of course I know not to let them in).

I have contacted them several times and each time they just say they are sorting things, refusing to give definite dates.

I am currently pursuing a complaint via the University Housing Code of Conduct (the agent is independent of the university but signed up to this), and wondering what else I can do?

Things I have thought of:
1. One housemate has had to swap with someone at the last minute, therefore we are having to each get all our deposits back and pay them into the DPS again. I am considering witholding mine until things are sorted.

2. 3 months rent is due next week, I could either not pay this or pay monthly instead until things are fixed.

Any ideas?
Other things we can do?
Thanks.

theartfullodger

Write (yes WRITE!!!), keep copy, a calm & polite letter with list of all issues requesting they sort within a realistic timescale. Send to agent AND landlord. You do have name & address of landlord?? If not either ask agent or pay £4 to landregistry and see what the property deeds say..
http://www.landregistry.gov.uk/public/online-services


Your contract is between you, tenants, and landlord: Agent is just that, an agent & the landlord's agent at that.

It is possible landlord knows nothing of these problems...

Hope you ain;t my tenants.... arrrgggghhhhhhhhh ....

In my experience (please don't ask..) TV license inspectors never turn up...

Pay the rent or you are giving agent/landlord grounds to evict you: Yes I know they have got things wrong also, but wicked & evil landlords can still use non-payment of rent to evict...

Cheers!

rev_henry

theartfullodger wrote: »

Write (yes WRITE!!!), keep copy, a calm & polite letter with list of all issues requesting they sort within a realistic timescale. Send to agent AND landlord. You do have name & address of landlord?? If not either ask agent or pay £4 to landregistry and see what the property deeds say..
http://www.landregistry.gov.uk/public/online-services


Your contract is between you, tenants, and landlord: Agent is just that, an agent & the landlord's agent at that.

It is possible landlord knows nothing of these problems...

Hope you ain;t my tenants.... arrrgggghhhhhhhhh ....

In my experience (please don't ask..) TV license inspectors never turn up...

Pay the rent or you are giving agent/landlord grounds to evict you: Yes I know they have got things wrong also, but wicked & evil landlords can still use non-payment of rent to evict...

Cheers!

Thanks for that. We were told a name by the previous, competent agents who said he is a rather elderly gentleman in a nursing home or something but I will investigate further. This has already gone on for over a month, they've had all summer to deal with it. I thought that was the case re not paying rent, but what about this deposit? I might just say to them 'I am having nothing to do with this deposit returning nonsense, that's your problem and I am unable to help until you sort the house out'...? But I don't want that to cause issues for the, er, non housemate as she needs her money back.

Fire_Fox

Agree 100% with the very knowledgeable Artfullodger, write a bullet pointed letter to your landlord, remember your contract is with him not the agent and he is responsible for fulfilling it. Include details of when and how you brought these issues to the attention of his agent, he needs to know if they are letting him down. Your housing code of conduct and the council (for the damp) are your fallback position if the landlord fails to respond not your first port of call. Try not to complain or dispute until you have actually given the landlord chance to react.

Also agree you must pay your rent and deposit or you will be in breach of contract, two wrongs don't make a right you don't want to be evicted or get a bad reference. TV licensing will write to you/ the landlord several times over weeks or months before any officers appear.

Cross post: it doesn't matter who the landlord is write to him as stated and keep your proof of postage/ recorded delivery slip and check the letter has been signed for. If he has his faculties he can put a rocket up the @rse of the letting agent, if he does not he should have someone with Power of Attorney acting for him. In specific circumstances you can withhold rent but ONLY after you have given the landlord the chance to rectify issues and a few letters which you have not yet done.

rev_henry

Fire_Fox wrote: »

Agree 100% with the very knowledgeable Artfullodger, write a bullet pointed letter to your landlord, remember your contract is with him not the agent and he is responsible for fulfilling it. Include details of when and how you brought these issues to the attention of his agent, he needs to know if they are letting him down. Your housing code of conduct and the council (for the damp) are your fallback position if the landlord fails to respond not your first port of call. Try not to complain or dispute until you have actually given the landlord chance to react.

Also agree you must pay your rent and deposit or you will be in breach of contract, two wrongs don't make a right you don't want to be evicted or get a bad reference. TV licensing will write to you/ the landlord several times over weeks or months before any officers appear.

Cross post: it doesn't matter who the landlord is write to him as stated and keep your proof of postage/ recorded delivery slip and check the letter has been signed for. If he has his faculties he can put a rocket up the @rse of the letting agent, if he does not he should have someone with Power of Attorney acting for him. In specific circumstances you can withhold rent but ONLY after you have given the landlord the chance to rectify issues and a few letters which you have not yet done.

Right, thanks for that. I have just emailed the agents asking for his name and address, so they can probably see what's coming. Strange that the University has not suggested contacting the landlord at all...he has had nothing to do with it really, not signed any contracts or anything.

melancholly

theartfullodger wrote: »

In my experience (please don't ask..) TV license inspectors never turn up...

Although I agree it's unlikely, the only time I have ever known them to turn up is to student properties. They turned up to mine (albeit some years ago now) and various friends as well. It's an easy way to catch lots of people in one go and they have targetted known student areas in the past.

rev_henry

melancholly wrote: »

Although I agree it's unlikely, the only time I have ever known them to turn up is to student properties. They turned up to mine (albeit some years ago now) and various friends as well. It's an easy way to catch lots of people in one go and they have targetted known student areas in the past.

Is it not still the case though that you can tell them to p!ss off and get a warrant?

theartfullodger

PS re...

rev_henry wrote: »

Ordained Minister of the Universal Life Church at your service!

Splendid!!!

Me, I'm part of the Church of the Flying Spaghetti Monster... and one of our holy days was last Wednesday, "Dress like a Pirate" day.. see also

http://en.wikipedia.org/wiki/Flying_Spaghetti_Monster

In particular...

The Pastafarian conception of Heaven includes a beer volcano and a stripper factory.The Pastafarian Hell is similar, except that the beer is stale and the strippers have sexually transmitted diseases.

Note gender of stripper is not defined, the user decides....

Yes, I woz a student once.... now I just live on me memories... sigh!!!

Cheers!

Artful (64, Landlord...)

rev_henry

theartfullodger wrote: »

PS re...


Splendid!!!

Me, I'm part of the Church of the Flying Spaghetti Monster... and one of our holy days was last Wednesday, "Dress like a Pirate" day.. see also

http://en.wikipedia.org/wiki/Flying_Spaghetti_Monster

In particular...

Note gender of stripper is not defined, the user decides....

Yes, I woz a student once.... now I just live on me memories... sigh!!!

Cheers!

Artful (64, Landlord...)

Excellent! Why thank you.

Fire_Fox

rev_henry wrote: »

Right, thanks for that. I have just emailed the agents asking for his name and address, so they can probably see what's coming. Strange that the University has not suggested contacting the landlord at all...he has had nothing to do with it really, not signed any contracts or anything.

Yes he has because his agent signed on his behalf: they don't own the house so they cannot let it to you only act as an agent. And don't let them fob you off without the name and address, you are legally entitled although you are supposed to write as we advised. Quote the Act of necessary, it's online. http://www.landlordzone.co.uk/landlord's_address.htm

rev_henry

Fire_Fox wrote: »

Yes he has because his agent signed on his behalf: they don't own the house so they cannot let it to you only act as an agent. And don't let them fob you off without the name and address, you are legally entitled although you are supposed to write as we advised. Quote the Act of necessary, it's online. http://www.landlordzone.co.uk/landlord's_address.htm

Well they have now replied citing data protection nonsense refusing to even give his name, so I'll reply with that Act shall I? I do have his name at home somewhere, just not address.